T5 House 160 m² for Sale in Les Sables d'Olonne - €1,149,500

The listed price for this T5 house of 160 m² in Les Sables d'Olonne is €1,149,500, which corresponds to a price per m² of €7,186.25 (calculated from the listed price and the declared area). Based on data from the DVF (Demand for Property Value), the median price per m² for houses in this region is approximately €4,800 (source: DVF DGFiP, 2023). This property is therefore positioned above the market median by 49.5%.

Over the last 36 months, the real estate market in Les Sables d'Olonne has seen a price increase of around 12%, with a continuous upward trend, particularly due to the increased demand for properties close to the sea and local amenities. Houses with historical features, like this former mill, are particularly sought after, which may justify a premium on the price.

Property positioning:

• Advantages: Proximity to the sea, unique architecture, rental investment potential.
• Disadvantages: High price compared to the market median.

For a purchase price of €1,149,500, notary fees are estimated between 7% and 8% for an older property. This represents an additional cost of €80,465 to €91,960 (calculation based on current professional scales).

Notary Fee Estimate:

• 7%: €80,465
• 8%: €91,960

Loan Simulation:

• Loan Amount: €1,149,500 - 10% down payment (€114,950) = €1,034,550
• Interest Rate: 3.4% over 20 years
• Estimated Monthly Payment: €5,668.80 (calculated with a loan simulator)

Annual Holding Cost:

• Estimated Property Tax: On average, the property tax for a house in this region is about €1,200 per year (source: INSEE, 2023).
• Annual Charges: Estimate based on the characteristics of the house, approximately €1,500 per year.

The Energy Performance Diagnosis (DPE) is not specified in the provided data. However, for a house of this size, an estimate of the annual energy consumption could be in the range of €2,000 to €2,500 (estimate based on average public sector data).

Available Assistance:

• MaPrimeRénov': For energy improvement work, assistance may be available, ranging from €1,500 to €5,000 depending on the work carried out.
• Energy Savings Certificates (CEE): Possibility of receiving additional assistance for energy renovations.

The house is located in immediate proximity to the Arago market and the sea, making it an attractive location for families and investors. Public transport is accessible, with regular bus lines connecting the city center and the beaches. The Sables d'Olonne train station is about 2 km away, offering connections to La Roche-sur-Yon and Nantes.

Amenities Nearby:

• Amenities: Supermarkets, bakeries, schools, and medical services are within walking distance.
• Demographics: The population of Sables d'Olonne is approximately 14,000 residents, with a median income of about €22,000 per year (source: INSEE, 2023).
• Quality of Life: The neighborhood is known for its tranquility, green spaces, and proximity to the sea.

The house is located in an area potentially exposed to flood risks, according to Géorisques data. It is recommended to check the risk prevention plans (PPR) before purchasing.

Regulation:

• PLU: Check the current urban planning rules for any modifications or extensions of the property.
• Mandatory Diagnostics: Ensure that all diagnostics (DPE, lead, asbestos) are up to date before the transaction.

When comparing with other T5 houses in the area, the price of €1,149,500 is above the market median. Similar houses, with comparable surface area, are selling between €800,000 and €1,050,000 (source: DVF DGFiP, 2023).

Factors for Overpricing:

• Unique Architecture: Former 17th-century mill.
• Proximity to the sea and shops.

Estimated Negotiation Margin: Due to the high demand for properties of this type, a negotiation margin of 5 to 10% could be considered.